@Mario MoralesHow are you defining a "traditional agent"?

Note: The BiggerPockets Calculators do not offer me what a goodl ol' fashion Excel spreadsheet might.

Numbers always look good on paper but between holding costs when acquiring and renovating property, closing costs on can also add up.I am not saying it cannot be done, as I did it with about 75 loans in a very similar fashion (except I was buying NPL's and got them reperforming).

Each potential buyer has come to their own conclusion that it would be too much hassle and risk to manage in this fashion vs a traditional rental even though the average cap rate in our area has been half that at best.

Good ol' fashioned spring traps.

A good 'ol fashioned 3 ring binder that gets updated at least once a year.If a place opens up nearby or there is a new thing to do, I get the booklet or whatever with the info.

@Neil Smith,Yes, Traditional IRA can be rolled into Solo 401K.

Its more transactional than a traditional sale so you want to find out who the decision maker is and negotiate with them.

Good old fashioned networking with professionals in your marketSEO, Ads, etcDirect Mail to lists (absentee owners etc).There is a lot of marketing info on other boards here that is tried and true. 

They do follow the traditional process where disclosures are sent out to the borrower.